From 6 October 2026, new rules in Scotland mean landlords must respond to damp and mould within set timescales. These rules are often called Awaab’s Law. If you rent your home from a council or housing association, here’s what you need to know.
If you find damp or mould
Tell your landlord as soon as possible.
You can report it in the usual way you report a repair or problem with your home.
Give your landlord as much information as you can, including:
- where the damp or mould is
- how much there is
- how long it has been there
- whether it is getting worse or has happened before
- any concerns you have about how it is affecting you or someone in your household.
Photos can be useful if you are able to take them.
You don’t need to know what is causing the problem before you report it. It is your landlord’s job to investigate it.
What should happen next?
1. Your landlord investigates – within 10 working days
Once your landlord knows about the damp or mould, they normally have 10 working days to investigate it.
This may involve someone visiting your home to look at the problem.
You will need to give them reasonable access to your home so that they can investigate and carry out any necessary work.
2. You get the findings in writing – within 3 working days
Once the investigation is finished, your landlord has 3 working days to send you a written summary of what they found.
It should tell you:
- what they investigated
- what they found
- whether they consider your home to have substantial damp or mould
- what work, if any, needs to be done
- when that work is expected to begin.
If your landlord decides the problem does not fall under Awaab’s Law, they should explain why. This does not necessarily mean that no repair is required. Other repairing duties and your landlord’s normal repairs service may still apply.
3. Repairs start – within 5 working days
If the investigation finds substantial damp or mould and repairs are needed, your landlord must start the necessary repair work within 5 working days of the investigation being completed.
The aim should not simply be to clean up what you can see. Your landlord should consider what needs to be done to make your home safe and prevent the problem from continuing or coming back.
4. Repairs are completed – within 20 working days
If you rent from a council or housing association, the required repair work should normally be completed within 20 working days.
Sometimes further work may be needed to deal with the underlying problem. Your landlord must make sure your home continues to be substantially free from damp and mould and should carry out any further necessary work as soon as possible.
What if there is a delay?
There may be circumstances outside your landlord’s control which mean they cannot complete an investigation within the usual 10 working days.
If this happens, they should tell you in writing why there is a delay and when the investigation will take place.
They should also consider what they can do in the meantime to reduce the problem or keep your home safe.
If your landlord has tried to arrange access and you do not allow them into your home, this can also affect the timescales.
What if I disagree with the landlord?
If you disagree with what your landlord has found, tell them why. You may think the problem is more serious than their investigation suggests, have new information to give them, or find that the problem is continuing.
Your landlord should consider the information you provide and decide whether another investigation is needed. If a new investigation is needed, the Awaab’s Law timescales start again.
What if the damp or mould comes back?
Report it again as soon as possible. Your landlord should be trying to deal with the underlying cause, not just the immediate signs of the problem. If the problem returns, another investigation may be needed.
What if my landlord doesn’t follow the rules?
Start by raising the issue with your landlord and, if necessary, use their formal complaints process.
If you rent from a council or housing association, you may also have rights under the Right to Repair Scheme if your landlord fails to meet the Awaab’s Law timescales.
You may be entitled to compensation of £15 initially, plus £3 for each additional working day until the repair is completed, up to £100 for each repair.
If you have complained to your landlord and are still unhappy, you may also be able to take your complaint to the Scottish Public Services Ombudsman (SPSO).
You can also get independent housing advice from organisations such as Shelter Scotland or Citizens Advice Scotland.
The Scottish Government has published guidance to help tenants and social landlords understand Awaab’s Law and what it means for them. The resources below provide further information.